West London's Harrow Road: Residents Fear for Safety Amid Vacant Shop Crisis
Residents and workers along a rundown West London high street have expressed deep concerns about their safety, citing fears of being attacked by "strange people" who congregate outside its many empty shop fronts. Harrow Road in North Paddington, once a bustling commercial strip, now presents a bleak landscape with numerous shuttered stores, creating an environment where locals feel increasingly vulnerable, especially after dark.
Businesses and Residents Voice Their Concerns
Business owners on Harrow Road report that their staff are fearful to leave at night due to the prevalence of drug users and violent youngsters who vandalise properties. During a recent visit by the Local Democracy Reporting Service, stores up and down the busy high street were found shuttered and covered in plaster boards or tarpaulin, with other empty shop fronts displaying broken windows and graffiti.
Mehrafarin Estaki, a manager at Sparrow Dry Cleaners just off Harrow Road, shared a disturbing encounter where she was approached by a man who begged for her shoes. She suspected he was a drug user and noted he lingered outside a neighbouring shop that had closed a month earlier. With another nearby bike shop recently shutting its doors, such incidents have become commonplace, leaving residents too afraid to venture out at night.
"I don't feel safe when I walk through this place," Estaki said. "All the shops are closed. It's just dark everywhere and there are strange people staying between the shops." Living on Harrow Road with her two teenage children, she added that they are scared to leave their flat after sunset.
A Satar, who runs two fast food shops near the bridge on Harrow Road, emphasised the need for more police presence in the area. He recounted a violent incident where a gang of misfit youngsters set fire to seats in his restaurant in broad daylight less than two weeks ago. "There is so much violence here. There is so much trouble," he stated.
Council's Plan to Revitalise the High Street
According to Westminster City Council, Harrow Road consists of 183 shops, with 14 currently vacant, giving it a vacancy rate of 7.25 per cent. This marks a significant drop from the 33 vacant shops identified in May 2025, which represented a 17 per cent vacancy rate. While the current rate is below the national average of 14 per cent, the council acknowledges that Harrow Road still faces a "significant challenge" from long-term vacant properties, leading to a "fractured" high street and increased antisocial behaviour.
The council plans to utilise new powers devolved by the Ministry of Housing, Communities and Local Government to force landlords to rent out vacant commercial properties. Known as High Street Rental Auction (HSRA) orders, these powers will target properties that have been left vacant for years, aiming to revitalise Harrow Road's fortunes.
At a recent Cabinet meeting, Councillor Geoff Barraclough, the Lead Member for Planning and Economic Development, explained that HSRA orders provide a "targeted and proportionate tool of last resort," used only when units have been vacant for an extended period and all reasonable efforts to bring them back into use have failed. "Our intention is simply to reset these spaces that have become stuck," he added.
Implementation and Eligibility Criteria
The council will run competitive auctions to secure short-term tenants for up to five years, with landlords retaining ownership and rental income. However, certain types of businesses, including betting shops, candy stores, pawn brokers, souvenir shops, vape shops, and fast food shops, will not be eligible to occupy units auctioned by the council.
Properties can only be auctioned off in "designated" areas where engagement with the landlord has failed to bring a shop front back into use. The property must have been vacant for 366 days within the previous two years. Incoming businesses must "demonstrably support the vitality, diversity, or wellbeing of the local area," according to a council report.
North Paddington as the First Designated Area
North Paddington will be the first designated area for HSRA use, following a public consultation in autumn 2025 that received strong support, with 87.5 per cent of respondents in favour, though only 24 people participated. The council will prioritise proactive engagement with landlords and explore alternative solutions before pursuing formal notice and initiating auction proceedings.
Suitable properties may be referred to the council's Meanwhile On Programme, which has already transformed vacant or underused shops across the city. If legal action is necessary, landlords will be given an eight-week period to secure an acceptable tenant. The council can refuse tenants that do not contribute positively to the area's economy, environment, or community.
If no acceptable tenant is secured, a final notice will be served before an auction process begins. Initial priority sites include Queen's Park Hall on Harrow Road and 108 Bourne Terrace. If successful, the council aims to extend the scheme into Bayswater and Pimlico.
Addressing the Visual and Economic Impact
The council highlighted that empty shopfronts create "a visual eyesore" and hinder economic growth. Long-term vacancy was identified as a priority for residents and businesses during a 2024 survey in North Paddington. Before using the powers, the local authority must designate a street or area for HSRA use, hold a minimum 28-day consultation, create a vacancy register, and ensure occupation benefits the local economy, society, and environment.
Landlords who fail to comply may face criminal offences and fines up to £2,500. Properties must meet a 'minimum standard', with landlords responsible for necessary repairs, though the council may cover costs if it believes doing so will strengthen footfall and budget allows.
The council expects the programme to be in place by February 2026, with the first auction potentially occurring as early as July. Costs will be covered by the Government until January 2028.
Cllr Barraclough concluded: "This is a major step towards revitalising high streets in North Paddington. By engaging proactively with the small number of landlords that keep shop units empty for years, we can bring vacant retail space back into use for the benefit of the local neighbourhood. The new powers will support our Fairer Economy commitments and are central to the North Paddington High Streets Programme, helping keep the tills ringing on our shopping parades."
